Agenda item

Report

Appendix 1, Proposed details

Appendix 2, Landscape

Appendix 3, Sound Maps

Consideration was given to a revised application 22/2394/REV Land East Of 433 To 439, Thornaby Road, Thornaby. Revised application for the erection of 1no detached dwelling and 1no detached bungalow to include associated external works including alterations to public right of way.

 

The application site was a large rectangular plot to the rear of 433-439 Thornaby Road which was currently vacant and largely has the appearance of wasteland. The site was surrounded by residential properties to the west and south, a commercial development lay to the north and a car garage was located immediately to the east. A public right of way ran through the site.

 

The application site has been subject to a number of previous planning applications for residential development, most recently planning permission was sought for two detached dwellings and associated external works (ref; 21/2749/FUL), which were refused for two reasons. The first related to the impact on the amenity of future occupiers of plot one due to an unsatisfactory and inappropriate relationship with the existing commercial/industrial use (garage). The second reason related to Nutrient Neutrality and the absence of any supporting information to demonstrate there was no increase in nitrates as a result of the development.

 

The proposals sought planning permission for the erection of two detached bungalow dwellings and the proposal included the re-routing of the public right of way and the widening of access from Thornaby Road.

 

The consultees that had been notified and the comments that had been received were detailed within the main report.

 

Neighbours were notified and the comments received were detailed within the main report.

 

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

 

The Planning Officers report concluded that the application site lay within the wider conurbation and the defined limits to development. Additionally, the application site lay near local services with a regular bus service within the vicinity. It iwas therefore considered to be a sustainable location for residential development.

 

It was noted that previous proposals for dwellings in similar locations albeit two storey dwellinghouses has been refused and dismissed on appeal. The current proposals differed in that they were single storey and the purpose of the proposed design was to create an ‘acoustic shadow’.

 

The layout of the development proposals also ensured satisfactory levels of amenity for neighbouring occupiers, adequate access and parking arrangements and there were no technical reasons to refuse the planning application, therefore the officers recommendation was to approve the application for the reasons as detailed within the main report.

 

 

 

RESOLVED that planning application 22/2394/REV be approved subject to the following conditions and informatives below;

 

Time Limit

01 The development hereby permitted shall be begun before the expiration of Three years from the date of this permission.

 

Approved Plans

02 The development hereby approved shall be in accordance with the following approved plans;

 

Plan Reference Number    Date Received

1987-21-201 REV C          23 August 2023

1987-21-202 REV D          23 August 2023

1987-21-200 REV E            24 August 2023

 

Site and floor levels;

03 Notwithstanding the information submitted as part of the application details of the existing and proposed site levels and finished floor levels shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development.

 

Materials

04 Construction of the external walls and roof shall not commence until details of the materials to be used in the construction of the external surfaces of the structures hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

Archaeological Recording

05Recording of a heritage asset through a programme of archaeological works

 

(A) No construction work (including demolition of the existing building) or ground disturbance works shall take place/commence until a programme of archaeological work including a Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:

 

1.The programme and methodology of site investigation and recording of the existing building

 

2. The programme for post investigation assessment

 

3. Provision to be made for analysis of the site investigation and recording

 

4. Provision to be made for publication and dissemination of the analysis and records of the site investigation

 

5. Provision to be made for archive deposition of the analysis and records of the site investigation

 

6. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

 

B) No new development shall take place other than in accordance with the Written Scheme of Investigation approved under condition (A).

 

C)The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

 

Hours of Construction

06No construction activity shall take place on the site outside the hours of 8.00am - 6.00pm Monday to Friday, 8.00am - 1pm Saturday and nor at any time on Sundays or Bank Holidays.

 

Planting Scheme

07 Notwithstanding the submitted information, a detailed scheme for landscaping and tree or shrub planting (including hedge planting for boundary treatments) to help screen the development shall be submitted to and approved in writing by the Local Planning Authority prior to the completion of the development. Such a scheme shall specify types, species, layout and contouring. The works shall be undertaken prior to occupation and any trees or plants which within a period of five years from the date of planting die, are removed, become seriously damaged or diseased shall be replaced in the next planting season with other similar size and species unless the Local Planning Authority gives written consent to any variation.

 

Parking Spaces

08 The parking spaces as shown on drawing ref drawing 1987-21-200 REV E, shall be maintained and retained as such for the lifetime of the development.

 

09 Hard Landscaping

No hard landscaping works (excluding base course for access roads) shall commence until full details of proposed hard landscaping has been submitted to and approved in writing by the Local Planning Authority.

 

This shall include:

- All external finishing materials, finished levels, and all construction details confirming materials, colours, finishes and fixings. The scheme shall be completed to the satisfaction of the Local Planning Authority according to the approved details within a period of 12 months from the date on which the development commenced or prior to the occupation of any part of the development. Any defects in materials or workmanship appearing within a period of 12 months from completion of the total development shall be made-good by the owner as soon as practicably possible.

 

- Details of any street furniture and lighting. Such furniture shall be erected before the development hereby approved is occupied.

 

Contaminated Land Risk Assessment

10 No development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site, have been submitted and approved in writing, by the local planning authority:

 

a. A site investigation scheme, based on the Desk Top Study (Report Ref: DPD16001.1, 23D July 2016)

 

b. to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

 

c. The results of the site investigation and detailed risk assessment referred to in (a) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

d. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (b) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

This must be undertaken in accordance with the Environment Agencies "Land Contamination Risk Management" Guidance (2020). Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

 

Tree Protection

11 Notwithstanding the proposals detailed in the Design and Access Statement/ submitted plans no development shall commence until an Arboricultural Method Statement and Tree Protection Plan is approved in writing by the Local Planning Authority. This must be in close accordance with:

 

BRITISH STANDARD 5837:2012 Trees in relation to design, demolition and construction - Recommendations

BRITISH STANDARD 3998:2010 Tree Work - Recommendations

NJUG Guidelines For The Planning, Installation And Maintenance Of Utility Apparatus In Proximity To Trees (Issue 2) - Operatives Handbook 19th November 2007

 

Any such scheme agreed in writing by the Local Planning Authority shall be implemented prior to any equipment, machinery or materials being brought to site for use in the development and be maintained until all the equipment, machinery or surplus materials connected with the development have been removed from the site.

 

12 Ecology and Mitigation

The development hereby approved shall only be undertaken on site in accordance with the recommendations and mitigation as detailed in the submitted Ecological Impact Assessment by Dendra Consulting Limited (dated 11/08/2022).

 

 

Nitrate Mitigation

13 No development shall commence until the applicant has satisfactorily demonstrated to the Local Planning Authority that they have completed the purchase of the allocated Nutrient Credits via Natural England’s Strategic Mitigation scheme for the Tees Catchment.

 

Permitted Development Rights – extensions and alterations

14 Notwithstanding the provisions of classes A, AA, B, C, D, E & F of Part 1 of the Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008 (or any order revoking and re-enacting that Order), the buildings hereby approved shall not be extended or altered in any way, nor any ancillary buildings or means of enclosure erected within the curtilage otherwise agreed in writing with the local planning authority.

 

15 Removal of PD rights - No Boundary Treatments

Notwithstanding the provisions of Class A of Part 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order) there shall be no walls, fences, railings or other form of boundary enclosures erected at the properties unless otherwise agreed in writing by the Local Planning Authority.

 

INFORMATIVE OF REASON FOR PLANNING APPROVAL

 

Informative: Working Practices

The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by seeking a revised scheme to overcome issues and by the identification and imposition of appropriate planning conditions.

 

Informative: Northern Gas Networks

The applicant should contact Northern Gas Networks 0800 040 7766 to ensure no nearby apparatus is at risk during construction works.

 

Informative: unobstructed access to the public footpath

The applicant must also ensure that the public footpath (FP24) route will remain open and unobstructed to allow members of the public to use it at all times during the full period of works.

 

If the planned works, will restrict and affect the usage the footpath, the 'Rights of Way Officer' should be contacted prior to any works to arrange the appropriate temporary diversions or closures Orders.